HomeMy WebLinkAboutPZ - Staff Report for 8-21 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 8/7/2025 Legend
DATE: `1 k
Project Location
TO: Planning&Zoning Commission Area of impact ' „AID
i City Limits
FROM: Linda Ritter,Associate Planner Q Analysis _
208-884-5533 - .
APPLICANT: Megan West, Slichter Ugrin _
Architecture - -
SUBJECT: H-2025-0026 , .
ten,,
CapEd Ten Mile-CUP
LOCATION: 657 S Vanguard Way, located in the SW _
1/4 of the NW 1/4 of Section 14, Township -
3N,Range 1W, Parcel No. R8484040030 '
I. PROJECT OVERVIEW
A. Summary
The applicant is requesting a Conditional Use Permit(CUP) for a detached two-lane drive-
through for two self-service automated teller kiosks,with a bypass lane for the credit union is
approximately 708 square feet overall and is 16.3 feet in height detached drive-through that is
within 300 feet of another drive-through for CapEd bank on 1.489 acres of land zoned C-G for
two self-service automated teller kiosks that will operate 24/7.
B. Issues/Waivers
None
C. Recommendation
Staff recommends approval of the proposed conditional use permit with the conditions in Section
IV per the Findings in Section V.
D. Decision
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Financial Institution w/a drive-through -
Existing Zoning General Retail and Service Commercial District(C-G) VII.A.2
Proposed Zoning General Retail and Service Commercial District(C-G)
Adopted FLUM Designation Commercial VII.A.3
Proposed FLUM Designation Commercial
Table 2: Process Facts
Description Details
Preapplication Meeting date 4/l/2025
Neighborhood Meeting 4/22/2025
Site posting date 8/11/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received Yes/Staff Report -
• Commission Action Required No -
• Access S.Vanguard Way/Collector -
ITD Comments Received No comment or concerns at this time
Meridian Fire No Comment
Meridian Police No Comment -
Meridian Public Works Wastewater IV.B
& Distance to Mainline Available at the site -
• Impacts or Concerns See Public Works site specific conditions
Meridian Public Works Water
• Distance to Mainline Available at the site
• Impacts or Concerns None 0
Note: City/Agency Comments and Conditions Section and public record for all department/agency
comments received. CapEd Ten Mile-CUP H-2025-0026 (copy this link into a separate browser).
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R8484040030 Date Retrieved:2025/6/5
Parcel Count Parcel Acreage Infill Indicator:
S92 Surrounding Area
AtMk 32
1 0�o Not city
1W ® City Limits
1,523
■ Not City
7 7A f
Household Household& Population Growth
I %
Households
02020
Population Change:55.4%
Population ■Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000 15,000
Use Types Residential Addresses All Addresses
■ Single-family
77% 72% �%
Multi-family 23% 22%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed Proposed
Pending Pending
Approved Approved
i
0 2000 4000 6000 0 2000 4000 6000
0 Single-family ® Multi-family
City of Meridian I Department Report II. Community Metrics
2.00 500
Single-family y
Residential
T 1.50
a 3
Parcel Diversity (A 1.0o u°
0 Parcel Count �, 0.50 L
0.25 D.14 .11 a
Average Acres 0.00 0
R-2 R-4 R-8 R-15
Average Single-family Density by Zoning Average
10.00 09.41
ResidentialDensity
Q 7.08
a 5.00 E) 7.02
0.00 ---4DO.39 Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables, and Charts.
Fiuure 3: Service Impact Summary
Ready 0 0 0 0 0 w l w l
Marginal 0 0
Caution 0
o��e e�e� \ooa �\�e O\``e �aA� a�y \o� �a�� �\�e ��\\-
�eyQ 5 `� L0 oo� oo\O a�
as
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Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The Future Land Use Map(FLUM) designates this property as Commercial. This designation will
provide a full range of commercial uses to serve area residents and visitors. Desired uses may
include retail,restaurants,personal and professional services, and office uses, as well as
appropriate public and quasi-public uses.Multi-family residential may be allowed in some cases
but should be careful to promote a high quality of life through thoughtful site design,
connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G.
The proposal to construct a new 10,884-square-foot financial institution at the corner of Ten Mile
Road and S. Vanguard Way is an allowed use within the C-G zoning district. However,the
detached 16.3-foot-tall drive-through structure,which includes two self-service automated teller
kiosks operating 24/7 and landscaping along two perimeter property lines,requires approval of a
Conditional Use Permit because it is located within 300 feet of another drive-through.
Table 4: Pro*ect Overview
Description Details
History Ten Mile Center(H-2020-0074),DA Inst.#2021-089157]
Phasing Plan 1
Acreage 1.489 acres
B. History
In 2020 a Development Agreement modification was approved to terminate all existing
agreements in the Ten Mile Crossing development area in favor of one master agreement to
govern future development of the overall area. The proposal includes a request for adoption of
project-specific design guidelines to supersede those in the Ten Mile Interchange Specific Area
Plan(TMISAP),which include deviations from certain goals and guidelines including decreased
floor area ratios, different street and streetscape designs, landscape and architectural design
elements and site development standards,including an increase in height in the C-G zoning
district of up to 100-feet to allow for 6-story buildings.
The purpose of the design guidelines is as follows: to encourage flexibility, innovation and
creativity in Ten Mile Crossing's overall design and development that respond to market demand
and site specific conditions while enhancing the economic viability and quality of Ten Mile
Crossing and the City of Meridian; allow for innovative design solutions that create visually
pleasing and cohesive patterns of development; provide for the implantation and balance of a
variety of uses within the development including viable mixed-use projects; identify and define
standards for uses that may allowed in each of the land use categories; create functionally
integrated development that allows for a more efficient and cost effective provision of public
services;provide for the public health, safety, enjoyment, convenience and general welfare, and
provide efficient and effective administrative processes.
An administrative framework for the development process was established for this area and
includes the creation of an in-house design review board("TMCDR Board")and internal design
review process prior to application submittals to the City for Certificate of Zoning Compliance
(CZC)and Design Review(DR)approval. This Board would forward its decisions to the City for
their consideration of all project applications. Staff would review these applications and the
decision of the Board.
City of Meridian I Department Report III. Staff Analysis
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The proposed use includes construction of a new 10,884-square foot building at the corner of
Ten Mile Road and S. Vanguard Way, along with a detached, two-lane drive-through
structure measuring 16.3 feet in height. The drive-through will serve two self-service
automated teller kiosks operating 2417, and landscaping is proposed along two perimeter
property lines.
The applicant is proposing a total of forty-three(43)parking spaces for the development,
which exceeds the minimum requirement of twenty-two (22)spaces per UDC 11-3C-2.
However, the Ten Mile Development Plan requires 4.5 spaces per 1,000 gross square feet,
resulting in a total requirement offorty-nine(49)spaces. The applicant has indicated that
Brighton Land Holdings, LLC/Ten Mile Crossing Inc. has approved the proposed forty-three
(43)parking spaces, acknowledging that they exceed the UDC requirement but fall short of
the Ten Mile Development Plan standard.
2. Proposed Use Analysis (UDC 11-2 and 11-3A-16):
The proposed use includes a detached, two-lane drive-through for two self-service automated
teller kiosks, with an additional bypass lane for CapEd Credit Union. The structure will be
approximately 708 square feet in size and 16.3 feet in height.
A drive-through establishment must be approved through a Conditional Use Permit as it is
within 300 feet of an existing drive-through.
The hours of operation being requested through this conditional use permit for the proposed
automated teller kiosks are 2417. The proposed use complies with the zoning for the site and
is subject to specific use standards as listed in UDC 11-4-3-11 drive-through establishment,
11-4-3-1 7financial institution and 11-3A-16 self-service uses.
3. Dimensional Standards (UDC 11-2):
The proposed detached, two-lane drive-through—serving two self-service automated teller
kiosks and including a bypass lane for the credit union—will be approximately 708 square
feet in size and 16.3 feet in height. The site complies with the dimensional standards of the C-
G zoning district.
4. Specific Use Standards (UDC 11-4-3-11):
A. A drive-through establishment shall be an accessory use where the drive-through facility
(including stacking lanes, speaker and/or order area,pick up windows, and exit lanes)is:
1. Not within three hundred three hundred(300) feet of another drive-through facility, a
residential district, or an existing residence: or
2. Separated by an arterial street from any other drive-through facility,residential
district or existing residence; or
3. Not within the O-T zoning district.
Otherwise a conditional use permit is required.
B. All establishments providing drive-through service shall identify the stacking lane,menu
and speaker location(if applicable),and window location on the certificate of zoning
compliance or the conditional use permit. Speakers are prohibited in the O-T zoning
district.
City of Meridian I Department Report III. Staff Analysis
C. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and
circulation on the site and between adjacent properties.At a minimum the plan shall
demonstrate compliance with the following standards:
1. Stacking lanes shall have sufficient capacity to prevent obstruction of driveways,
drive aisles,and the public right-of-way by patrons.
2. The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking, except stacking lanes may provide access to designated employee
parking.
3. The stacking lane shall not be located within ten(10)feet of any residential district or
existing residence.
4. Any stacking lane greater than one hundred 100 feet in length shall provide for an
escape lane.
5. The site should be designed so that the drive-through is visible from a public street
for surveillance purposes.
D. The applicant shall provide a six-foot sight obscuring fence where a stacking lane or
window location adjoins a residential district or an existing residence.
Staff find the applicant meets the requirements for a drive-through establishment.
5. Specific Use Standards(UDC 11-4-3-17 Financial Institutions):
A. The location,access and safety features of all automated teller machines(ATMs)
shall be subject to review and approval by the Meridian Police Department, and in
accord with the standards set forth in section 11-3A-16 of this title.
B. All ATMs shall be deemed an accessory use to a financial institution.
C. All approaches and entrances to ATMs should be highly visible and adequately lit so
that people cannot loiter, or enter,without being seen. The addition of security
cameras are highly recommended.
Staff find the applicant meets the requirements for a financial institution.
6. Specific Use Standards(UDC 11-3A-16 Self-Service Uses):
Any unattended, self-service uses, including,but not limited to,laundromats, automatic teller
machines(ATMs),vehicle washing facilities,fuel sales facilities, and storage facilities, shall
comply with the following requirements. The Meridian Police Chief or designee may approve
alternative standards where it is determined that a similar or greater level of security is
provided.
A. Entrance or view of the self-service facility shall be open to the public street or to
adjoining businesses and shall have low impact security lighting.
B. Financial transaction areas shall be oriented to and visible from an area that receives
a high volume of traffic, such as a collector or arterial street.
C. Landscape shrubbery shall be limited to no more than three(3)feet in height between
entrances and financial transaction areas and the public street.
Stafffind the applicant meets the requirements for a self-service uses.
City of Meridian I Department Report III. Staff Analysis
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan 3.07.02A, Comp Plan 5.01.02D, UDC H-
3A-19):
Require pedestrian circulation plans to ensure safety and convenient access across large
commercial and mixed-use developments.
Require appropriate building design, and landscaping elements to buffer, screen, beautify,
and integrate commercial, multifamily, and parking lots into existing neighborhoods.
Therefore, buildings shall be designed in accord with the "City of Meridian Architectural
Standards Manual."
Per UDC 11-3A-19 pedestrian walkways shall provide a continuous walkway that is a
minimum of five(5)feet in width from the perimeter sidewalk to the main building
entrance(s)for nonresidential uses. The internal pedestrian walkway shall be distinguished
from the vehicular driving surfaces through the use ofpavers, colored or scored concrete, or
bricks.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
Per UDC 11-2B-3, landscape buffers along arterial shall be thirty-five (35)feet in width.
The applicant will be required to install the landscape buffer along S. Eagle Road.
The applicant is proposing a twenty(20)foot wide landscape buffer along the internal
drive aisle.
ii. Parking lot landscaping
Per UDC 11-3B-8, the applicant shall provide perimeter and internal parking lot
landscaping to soften and mitigate the visual and heat island effect of a large expanse of
asphalt in parking lots, and to improve the safety and comfort of pedestrians.A five-foot
wide minimum landscape buffer adjacent to parking, loading, or other paved vehicular
use areas.
iii. Landscape buffers to adjoining uses
The applicant is proposing landscaping along the multiuse pathway along S. Ten Mile
Road that shall comply with UDC 11-3B-12.
iv. Storm integration
An adequate storm drainage system is required in all developments in accord with the
City's adopted standards, specifications and ordinances. Design and construction shall
follow best management practices as adopted by the City as set forth in UDC 11-3A-18.
v. Pathway landscaping
Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12.
Staff find the landscape plan shows the applicant meets the requirements of UDC 11-3B-
12 for pathway landscaping.
3. Parking (UDC 11-3C):
i. Nonresidential parking analysis
Per UDC 11-3C commercial buildings require one (1)parking space for every five
hundred(500)square feet of gross floor area. The total number of parking spaces
required is twenty-two (22). However, the Ten Mile Development plan requires 4.5 stalls
per 1,000 gross square feet which equates to 49 stalls. The applicant is proposing forty-
City of Meridian I Department Report III. Staff Analysis
three(43)parking spaces which exceed the required number of parking spaces for this
proposal.
ii. Bicycle parking analysis
Per UDC 11-3C-6.G requires one (1) bicycle parking space shall be provided for every
twenty-five(25)proposed vehicle parking spaces or portion thereof, except for single-
family residences, two-family duplexes, and townhouses. Based on the forty-three (43)
parking spaces being proposed, two (2) bicycle parking spaces are required.
4. Building Elevations (Comp Plan 5.01.02D, Architectural Standards Manual):
Conceptual building elevations for the proposed multi-tenant building were submitted, as
shown in Section VII.E. The proposed design incorporates materials such as composite
lumber, brick veneer, metal, and aluminum panels. Final building design must comply with
the standards outlined in the Architectural Standards Manual(ASM). The applicant has
submitted applications for a Certificate of Zoning Compliance(CZC) and Administrative
Design Review(DES). The City approved the CZC, and the design review was approved by
Brighton Land Holdings, LLC/Ten Mile Crossing Inc.
The Comprehensive Plan's goal is to require appropriate building design, and landscaping
elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots
into existing neighborhoods.
E. Transportation Analysis
Ada County Highway District(ACHD)reviewed the submitted application and has determined
that there are no improvements required to the adjacent street(s).
1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4):
Access to the property is from S. Vanguard Way via S. Ten Mile Road.
The Comprehensive Plan's goal is to require new development to establish street connections
to existing local roads and collectors as well as to underdeveloped adjacent properties.
2. Multiuse Pathways (UDC I1-3A-5):
Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the
Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and
Roadways to Bikeways Master Plan.
The Pathways Master Plan does not depict a multi-use pathway on this site. No pathways are
proposed except for sidewalks required along streets within the development.
3. Pathways (Comp Plan 4.04.OIA, UDC 11-3A-8):
Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect
to the pathway system. The proposed development
The Pathways Master Plan does not depict a multi-use pathway on this site. No pathways are
proposed except for sidewalks required along streets within the development.
4. Sidewalks (UDC 11-3A-17):
All sidewalks constructed as part of this proposal are required to comply with the standards
listed in UDC 11-3A-17.
F. Services Analysis
The applicant has been in discussions with Brighton Homes regarding a potential location for the
installation of a'Welcome to Meridian'monument sign. After evaluating all options,Brighton
Homes has chosen to continue working with the City to identify a suitable location for the
City of Meridian I Department Report III. Staff Analysis
proposed sign without involving CapEd. The City is currently holding a surety for the completion
of the sign installation.
l. Waterways (Comp Plan 4.05.01 C, UDC 11-3A-6):
N/A. There are no waterways on the existing property.
2. Pressurized Irrigation(UDC 11-3A-15):
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single point connection
is utilized, the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
3. Storm Drainage (UDC 11-3A-18):
The applicant shall design and construct an adequate storm drainage system in accordance
with the city's adopted standards and shall follow Best Management Practice as adopted by
the city.
4. Utilities (Comp Plan 3.03.03A, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development. All
utilities are available to the site. Water main,fire hydrant and water service require a
twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or
water meter. No permanent structures, including trees are allowed inside the easement.
City of Meridian I Department Report III. Staff Analysis
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. This project is subject to all current City of Meridian ordinances and shall comply with the
previous conditions of approvals associated with this site [Ten Mile Center(H-2020-0074),
DA Inst. #2021-0891571.
2. A Certificate of Zoning Compliance was submitted,reviewed and approved for the proposed
use(A-2025-0058).
3. Development of the property shall comply with the C-G standards listed in UDC 11-213-
3 and the standards listed in UDC 11-4-3-11 for Drive-Through Establishments,UDC
11-4-3-17 Financial Institutions and UDC 11-3A-16 Self-Service Uses.
4. Outdoor lighting shall comply with the standards listed in UDC 11-3A-11.
5. The Applicant shall comply with all conditions of ACHD.
6. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
7. The conditional use permit is valid for a maximum period of two (2)years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval,and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be
requested asset forth in UDC 11-5B-6F.
B. Meridian Public Works
Site Specific Conditions of Approval
1. Site has an existing 8" stub into the property. All connections (hydrants, water service,
fire lines) should come off of this stub. Callout the removal of the blow-off and have the
water service connect a maximum of 3 ft from the end of the stub.
2. Existing water main stubs installed that remain unused by new development shall be
abandoned at the time of the new development. These stubs shall be abandoned at the
active main by removal of the gate valve and installation of a blind flange or plug at the
fitting. Gate valves shall not be abandoned in place without prior approval of the City
Engineer. Any associated easements that are in place for these stubs shall be properly
eliminated per City requirements.
3. If a Well is located on the site it must be abandoned per regulatory requirements and proof of
abandonment must be provided to the City.
4. Ensure no sewer services pass through infiltration trenches.
5. Provide 20'Easements for mains,hydrant laterals and water services. Easements should
extend up to the end of main/hydrant/water meter and 10'beyond it.
5. No permanent structures (trees, bushes, buildings, carports, trash receptacle walls,
fences, infiltration trenches, light poles, etc.) to be built within the utility easement.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
General Conditions of Approval
1. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department.
2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
3. The applicant shall provide easement(s) for all public water/sewer mains outside of public
right of way(include all water services and hydrants). Sewer/water easement varies
depending on sewer depth. Sewer 0-20 ft deep require a 30 ft easement, 20-25 ft a 40 ft
easement, and 25-30 ft a 45 ft easement. Ensure no permanent structures (trees,bushes,
buildings, carports,trash receptacle walls, fences,infiltration trenches,light poles,etc.) are
built within the utility easement. Submit an executed easement(on the form available from
Public Works), a legal description prepared by an Idaho Licensed Professional Land
Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x
I I"map with bearings and distances(marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD.
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single-point connection is
utilized,the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
5. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
6. All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-
1207 and any other applicable law or regulation.
7. Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there are
any existing wells in the development, and if so,how they will continue to be used, or
provide record of their abandonment.
8. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections(208)375-5211.
9. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
10. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
11. It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
12. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
13. Developer shall coordinate mailbox locations with the Meridian Post Office.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
14. Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill,where footing would sit atop fill material.
15. The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required
before a certificate of occupancy is issued for any structures within the project.
17. At the completion of the project,the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
18. A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A
copy of the standards can be found at
hllp://www.meridiancily.oriz/public works.aspx?id=272.
19. The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125%of the total construction cost for all incomplete sewer,water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,
which can be found on the Community Development Department website. Please contact
Land Development Service for more information at 887-2211.
20. The City of Meridian requires that the owner post to the City a warranty surety in the amount
of 20%of the total construction cost for all completed sewer,water and reuse infrastructure
for duration of two years. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service
for more information at 887-2211.
C. Irrigation Districts
1. Nampa&Meridian Irrigation District
https:llweblink.meridianciLy.or lWebLink/Browse.aspx?id=405543&dbid=0&redo=Meridia
nCi
D. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancity.ory WWebLink/browse.aspx?id=405543&dbid=0&redo=MeridianCit
X
E. Ada County Highway District(ACHD)
https:llweblink.meridiancioy.or lWebLink/Browse.aspx?id=405543&dbid=0&repo=MeridianCit
X
F. Idaho Transportation Department(ITD)
https:llweblink.meridiancioy.or lWebLink/browse.aspx?id=405543&dbid=0&repo=MeridianCit
X
City of Meridian I Department Report IV. City/Agency Comments &Conditions
V. FINDINGS
A. Conditional Use(UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
l. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Stafffind that the site is large enough to accommodate the proposed use. The site is 1.489
acres in which the proposed drive-through will occupy 0.016 acres. The proposed detached
two-lane drive-through for two self-service automated teller kiosks, with a bypass lane for the
credit union is approximately 708 square feet overall and is 16.3 feet in height.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Stafffind the proposed detached drive-through will be harmonious with the uses allowed in
the Comprehensive Plan and is consistent with applicable UDC standards with the conditions
noted in Section VII of this report.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
Stafffind the design, construction, operation and maintenance of the proposed use will be
compatible with other uses in the general neighborhood, with the existing and intended
character of the vicinity and will not adversely change the essential character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
The detached drive-through complies with the purpose statement of the C-G zone which
is to provide the largest scale and broadest mix of retail, office, service, and light industrial
uses. Other permitted uses within the C-G zone include retail, restaurants,personal and
professional services, as well as appropriate public and quasi public uses.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
Stafffind the proposed use will be served by essential public facilities and services as
required.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Stafffind the proposed use will not create additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Stafffind the proposed use will not be detrimental to any persons,property or the general
welfare by the reasons noted above.
8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or
historic feature considered to be of major importance.
Stafffind the proposed use will not result in the destruction, loss or damage of any such
features.
City of Meridian I Department Report V. Findings
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
City of Meridian I Department Report V. Findings
VI. ACTION
A. Staff:
After reviewing the project for compliance with the city's comprehensive plan and unified
development code, staff find the project complies if the applicant adheres to the conditions
outlined in Section IV per the Findings in Section V of the staff report.
B. Commission:
Pending
City of Meridian I Department Report VI. Action
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5. Map Notes
Nearby Recent Preliminary Plats ,within last 5-years
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H-2019-0076 H-2019-0089 H-2020-0007 H-2020-0010 H-2020-0099 H-2020-0113
H-2021-0035 H-2021-0054 H-2021-0055 H-2021-0063 H-2021-0081 H-2018-0125
H-2022-0080 H-2022-0079 H-2023-0020 H-2023-0018 H-2023-0054 H-2024-0006
H-2024-0010 H-2024-0011 H-2024-0018 H-2024-0030 H-2024-0026 H-2024-0051
Nearby Recent Conditional Use Permits(within last 5-years)
H-2020-0005 H-2020-0039 H-2020-0074 H-2020-0099 H-2020-0083 H-2020-0113
H-2020-0120 H-2021-0014 H-2021-0063 H-2021-0081 H-2018-0125 H-2022-0004
H-2022-0001 H-2022-0088 H-2022-0079 H-2023-0045 H-2023-0049 H-2024-0010
H-2023-0071 H-2024-0043
City of Meridian I Department Report VII. Exhibits
B. Subject Site Photos
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City of Meridian Department Report VII. Exhibits
C. Service Accessibility Report
PARCEL R8484040030 SERVICE f!�!
Overall Score: 31 38th Percentile
Description
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Location In City Limits GREEN
Extension Sewer Tr.inks:-,e--' ma'--is = 500 ft. f-c-- p GREEN
Floodplain Either not within the 100 yr floodplain or > ? a GREEN
Emergency Services Fire Response time 5-9 min. YELLOW
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of current transit route GREEN
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN
plan) matches existing {# of lanes)
School Walking Proximity From 1/2 to 1 mile walking YELLOW
Either a High School or College within 2 miles OR a r
School ❑rlvablllty Middle or Elementary School within 1 mile driving GREEN
(existing or future)
ParkWalkability No park within walking distance by park type RED
City of Meridian I Department Report VII. Exhibits
D. Site Plan (date: 5/6/2025)
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City of Meridian Department Report VII. Exhibits
E. Landscape Plan(date: 5/5/2025)
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City of Meridian Department Report VII. Exhibits
F. Building Elevations(date: 5/6/2025)
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City of Meridian Department Report VII. Exhibits
G. Conceptual Renderings (date: 5/6/2025)
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City of Meridian Department Report VII. Exhibits
VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government, and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F.Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
conditions. These conditions usually represent peak hour driver experience. ACHD
considers Level D, stable flow,to be acceptable. The LOS does not represent conditions
for bikes or pedestrians,nor indicate whether improvements: are possible; if there are
acceptable tradeoffs; or if there is a reasonable cost-benefit.
• Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no)indicates
whether the specified roadway is listed in the next 5-years. This work may vary, from
concept design to construction.
• Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the
specified roadway is programmed for improvement in the next 20-years.
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts